719 S Franklin Dr · Florence, SC 29501

$158,000

2 bd · 1.5 ba · 2,037 sqft · SingleFamily public records · 34 Days on market

Built 1945 0.30 ac lot Est $281k · 44% under

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-story home featuring 4 bedrooms and 2 bathrooms with plenty of space for comfortable living. The inviting living room offers a cozy fireplace, perfect for relaxing evenings, while the covered front porch provides a welcoming space to enjoy the outdoors. EHO, UI, Subject to appraisal, Sold As-Is without any warranties. Call your agent today for further details or go to www. hudhomestore.com for information on HUD Case# 461-691959

Key facts

• Covered front porch
• Cozy fireplace
• 0.3 acre lot

Tags

• COZY FIREPLACE
• COVERED FRONT PORCH

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Brick veneer construction; Shingle roof; Built area above grade: 1,924
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (18.4% below list).
• Recommended offer: $116k (26.9% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.5% in Florence — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#196 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment C-, crime F, amenities F.
• Florence 01 (urban): math 29% / reading 47% proficiency, ranked #34 of 80 in SC (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Briggs Elementary (math 37% / reading 48%, grade F, #252 of 597 statewide, top 43%, 434 students, 73% FRL); John W. Moore Middle (math 32% / reading 49%, grade F, #75 of 229 statewide, top 33%, 1,044 students, 73% FRL); West Florence High (math 57% / reading 88%, grade B+, #46 of 196 statewide, top 24%, 1,807 students, 65% FRL).
• Zoned-school proficiency averages 52% at this address vs 38% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Florence 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 340 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,507 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $281,106
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 S Franklin Dr	0.36mi	3/2.0 (+1)	1,895 (-7%)	3mo	$240,000	$127	62
904 Beverly Dr	0.24mi	3/2.0 (+1)	2,268 (+11%)	4mo	$280,000	$123	60
708 Lawton Dr	0.26mi	3/2.5 (+1)	1,918 (-6%)	11mo	$205,000	$107	60
618 Cherokee Rd	0.43mi	3/2.5 (+1)	2,000 (-2%)	13mo	$311,000	$156	57
1400 Jackson Ave	0.47mi	3/2.5 (+1)	2,280 (+12%)	4mo	$315,000	$138	46
221 S Calhoun St	0.51mi	3/2.0 (+1)	1,825 (-10%)	8mo	$252,500	$138	45
1413 Jackson Ave	0.53mi	3/2.0 (+1)	1,902 (-7%)	14mo	$304,900	$160	45
1301 King Ave	0.74mi	3/2.0 (+1)	1,947 (-4%)	8mo	$218,000	$112	44
900 Lorraine Ave	0.61mi	3/3.0 (+1)	1,939 (-5%)	14mo	$360,000	$186	40
713 W Palmetto St	0.62mi	3/2.0 (+1)	1,845 (-9%)	14mo	$255,000	$138	36
526 Iris Dr	0.70mi	3/2.0 (+1)	2,321 (+14%)	3mo	$280,000	$121	35
1018 Mimosa Dr	0.67mi	3/2.0 (+1)	1,750 (-14%)	13mo	$275,000	$157	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.7% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.13×
• Total profit: $-38,559
• Equity at exit: $23,558

10-year hold

• IRR: -16.1%
• Equity multiple: 0.02×
• Total profit: $-43,281
• Equity at exit: $13,661

Cash invested: $44,240 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29501

• Rents YoY: 4.7%
• Active inventory: 340
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$365 /mo · $4,375/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-241

Break-even live

Break-even rent $1,594

Max offer price $115,507

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-196	+0% $-241	+5% $-285	+10% $-330
Rent	-10% $-342	-5% $-291	+0% $-241	+5% $-190	+10% $-139
Rate	-1.0pp $-161	-0.5pp $-200	base $-241	+0.5pp $-281	+1.0pp $-323

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $158,000 Active 34 DOM
2. 2026-06-19
   days on market $158,000 Active 32 DOM
3. 2026-06-18
   days on market $158,000 Active 31 DOM
4. 2026-06-17
   days on market $158,000 Active 30 DOM
5. 2026-06-16
   days on market $158,000 Active 29 DOM
6. 2026-06-15
   days on market $158,000 Active 28 DOM
7. 2026-06-14
   days on market $158,000 Active 26 DOM
8. 2026-06-13
   days on market $158,000 Active 25 DOM
9. 2026-06-08
   days on market $158,000 Active 24 DOM
10. 2026-06-07
    days on market $158,000 Active 23 DOM
11. 2026-06-05
    days on market $158,000 Active 20 DOM
12. 2026-06-02
    days on market $158,000 Active 18 DOM
13. 2026-06-01
    days on market $158,000 Active 17 DOM
14. 2026-05-31
    days on market $158,000 Active 16 DOM
15. 2026-05-30
    days on market $158,000 Active 15 DOM
16. 2026-05-15
    listed $158,000 Active
17. 2016-11-28
    soldstatus $169,500
18. 1993-06-30
    soldstatus $75,100
19. 1990-04-30
    soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $4,375 · $365/mo
• Projected year-2 tax: $4,375 · $365/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,470
• − Mortgage interest: −$8,850
• − Property taxes: −$4,375
• − Insurance: −$790
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,596
• Taxable loss: −$5,617
• Est. tax savings @ 24.0%: +$1,348
• After-tax cash flow: $-1,538/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Florence 01
• NCES district ID: 4502130
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $45,782
• Composite: 32.36/100
• National rank: #5737
• State rank: #34 of 80 in SC

Livability — Florence

• Score: 62/100
• State rank: #196
• US rank: #17076

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, SC
• County: Florence County · 93,345 people
• City population: 93,345
• Metro: Florence, SC
• Population (ZIP): 48,673
• Household income: $71,671
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1792.0

Population outlook (Florence County) Hauer SSP2

• Today (2025): 141,714 people
• By 2030: 142,121 · +0.3%
• By 2040: 141,344 · -0.3%
• By 2050: 139,478 · -1.6%
• By 2075: 132,275 · -6.7%
• By 2100: 118,374 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Asian 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Florence

• 2024 margin: Lean R (+8.0) · D 45.3% · R 53.3% · Other 1.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -3.2pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: R+2.3 2016: R+5.0 2012: R+0.5 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.85%
• Current HPI: 171.4154
• Rent YoY: ▲ 4.70%
• Metro: Florence, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+125.7% since first listed

4 events — show timeline

• 2026-05-15 Listed $158,000 RAGPD
• 2016-11-28 Sold (Public Records) $169,500 Public Records
• 1993-06-30 Sold (Public Records) $75,100 Public Records
• 1990-04-30 Sold (Public Records) $70,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,375 · +417.0% YoY. Source: county tax records.